Builders/building in STX

We are in s simular situation. I highly recommend that you see the propperties in person. I think most all propperties we have seen need some kind of clearing and grading. I understand some islander build as they can pay. Stone construction is a little more forgiving then the traditional wood framed homes we know on the mainland.
Also there might not be a finished road to the propperty you are looking at and that can really make a difference. I was told construction takes around 9 month.

Iris

Marianna,

We arrived at our decision to move to STX following your same path (going through Hawaii first, then deciding on STX for the same reasons you cite). The USVI is not Hawaii, even though they both lie on the 18th parallel. Have been here two months and adore it. We did not build, but explored that very closely and are doing extensive construction on the home we purchased.

First, COME DOWN HERE. You don't ever want to buy property sight unseen, and that's especially true for a place that you have never been to. Everyone who has made the move tells you this is very, very different than living on the mainland and is not for everyone for good reason -- it's true. The money you spend is an investment in your future happiness and will save you from making a very expensive mistake by discovering that you don't like it at all, or do like it but bought property in an area that doesn't fit your personality or needs.

The $150/sq. foot is the current figure people give out to help estimate building a house from the ground up. I'm pretty sure that includes architectural plans, materials, permits, wiring, plumbing, etc. but have not been able to tell if it also includes building and sealing a cistern (I hope it does). Given that the price of homes and real estate have been rising in the last few years, that figure may go up by the time you get down here in a few years.

Other costs to consider are hurricane insurance (required if you take our financing to build) -- figure 2.5%-3% of the amount financed, and it's about the same for you to insure your belongings along with the home itself. It can add up -- we bought a lower cost home and are fixing it up, and our insurance runs just under $5k per year. It was the biggest sticker shock we had in coming down here.

Depending on where your property is located, you may also need/want to pay for paving the driveway, or may need to pay dues to a homeowners' association. Unless you are in the city, you will also need to install a septic tank and lay field tile to handle household waste.

A lot of local folks build homes on a pay as you go basis -- they save up enough to do the next phase of the build, then let the property sit until they reach the next savings goal. It's a pretty good way to make sure you don't exceed your budget, and given the amount of partially completed homes we've seen around teh isloand, it seems there are a lot of builders who are willing to work with you using that model.

I'm sure there are more folks out there who can provide a lot more detail. These are great questions -- am very glad you asked them.

HC

Marianna:

The cost of the access road is a huge variable. How long will it be? How steep are the grades, will you need switchbacks? Will you be satisfied with a dirt/gravel road or will you want it paved? The road design will need to take into consideration heavy truck traffic. If you run out of water your road has to be able accomodate a loaded water tanker.

This leads into you cistern and sewer system. Unless you are in town, for water you will need a cistern to collect rain water. This means digging a big hole. In rocky hilly locations this is more difficult i.e. more $$$. You will also most likely need to install your own sewer/ septic system. Same construction issues as with your cistern. If you want a pool then you will need another expensive hole in the ground

Typical construction on STX is conrcete block exterior walls with a strong roof. All lumber is usually Wolmanized to resist termites, windows and doors normally to Dade County, Fla. standards.

When designing your electrical system will you want a generator for standby power?

In my opinion there are to many variables on STX to assume rule of thumb cost per square foot costs.

Jim

Let me add my $.02. Grading on a steep slope can get expensive. A lot will depend on what you are trying to achieve. The more fill you use the more it will cost. You can engineer a hillside structure that uses less fill but you may find the costs to do that will only offset the amount you spend on fill. As to the building costs - $150 per Sq. Ft. is probably the minimum you should plan on spending for a basic house, not including site preparation (as an example I spent close to $100,000 on site work and fill for my island home). If you want to add upscale finish material (solid surface countertops, built-in cabinetry, designers tiles for floor and baths, marine grade hardware, hurricane proof impact resistant windows, top quality plumbing fixtures, better quality paints, etc. you can easily add $100 to $200 per Sq. Ft. to your building costs. I disagree with what HipCrip says about architectural fees. They are usually not included in that $150 per Sq. Ft. figure. Depending on the size and style of house you want Archeticut fees can add anywhere for $5,000 to upwards of 5% of the total building cost. If you are planning to "build your house long distance" you will need to hire an independent project supervisor to look out for your interests when you are not around. Do not leave this to your contractor or Architect as they are often at odds with one another. Plan on spending about between $700 and $1,000 per month for this service. the $150 per Sq. Ft. figure also does not usually include any allowance for landscaping your property. If you have in mind beautiful tropical gardens they can run you anywhere from $10,000 to $50,000 for an average size property.

Your best best is to look at the land yourself. Evaluate it with an open mind. If it looks difficult to build on it probably will be. As to estimating your real construction costs you have to really ask your builder or architect. The figures you read in articles or get from Realtors are only "guestimates" and guidline. Take it from someone who has been through the process you are going to be spending far more then your initial estimate. Start with the $150 per Sq. Ft. number, do your research, figure out your best and most accurate estimate and adjust your figure upward. Now here comes the hard part, add 50% - if the resulting number doesn't scare you proceed with the project. At worst you'll end up spending the higher amount - at best you'll come in under budget. Either way you will have your house. One last bit of advice, remember everything moves on island time, if you are in a rush don't do it - it will cost you more! Good luck in persuing your dream.

Thanks, afriend and Jim -- your collective $0.02 on this subject is worth a million bucks (probably more!). And I appreciate your correction on my assumption re: drawings and plans falling under the lowball estimate of $150/sq. ft. Guess we got lucky on how low our architectural costs have been for previous projects -- and will be better prepared when our bill for the current work we're doing arrives. ;?)

We just closed on a lot next to the contessa ( I plan on borrowing a cup of sugar), Next goal is to find an contractor or Architect that can carry our retirement dream to reality. Any suggestions on who contact. I wanted to stay local thinking this might smooth out building wrinkles. We are coming in June to make our initial plans
thanks
Jan

While I have not built in St. Croix, I can tell you that the $150.00 a square foot figure rarely includes architectural drawings, permits, grading and the like. These costs are almost always separate so please check carefully. I too am in the process of doing a thorough review of building in St. Croix. I have discovered that the $150.00 square foot figure always given out is usually not the case. Good luck.